Kalispell council approves annexation, PUD overlay and preliminary plat for Vista Ridge Cottages despite floodplain concerns

The Kalispell City Council voted to annex 15.78 acres and approve a planned unit development overlay and preliminary plat for Vista Ridge Cottages, a proposed 96-unit residential development at 4892 2 Mile Drive.

The project, presented by city staff and developer representatives, calls for 53 detached single-family homes and 43 attached single-family townhome units on roughly 15.8 acres and requests multiple deviations from the RA-1 zoning standards to allow smaller lots, narrower lot widths and higher lot coverage than the base zone permits.

PJ Sorensen, assistant director of development services, told the council the proposal yields about 6.1 units per acre, that city utilities are available nearby and that the developer requests five zoning deviations and one subdivision deviation to achieve a mix of housing types. Sorensen said the developer has proposed 3,200-square-foot minimum lots for single-family units, 1,200-square-foot sublots for townhomes, reduced lot widths, up to 50% lot coverage on small lots and reduced setbacks in places. He said the plan also includes alley access for many lots, internal parks and a parkland dedication equal to 0.03 acres per unit (about 2.88 acres total).

Sorensen flagged floodplain as a key design consideration and explained the process the developer would need to follow: applying for a FEMA conditional letter of map revision based on fill, obtaining a city floodplain development permit, placing compacted fill and then returning to FEMA for map revision. “That’s the same process that was followed for the apartments to the east,” Sorensen said, adding the city has coordinated with the Department of Natural Resources and Conservation on the approach.

Council debate centered on floodplain risks and housing affordability. Councilor Hunter said he was uncomfortable with placing fill in the 100-year floodplain and questioned whether displacing floodwater locally could increase risk downstream. “I don’t have total confidence in the federal government, when it comes to environmental regulations... there’s some pressures and they don’t go as far sometimes as they should for issues of safety and impact,” Hunter said, explaining he would not support the measures.

Several council members cited the project’s potential to add smaller, more-affordable housing types and to increase inventory. Councilor Graham described the “village” layout and said it could support market filtering. Councilor Dowd and others said modular construction and alley-front design can speed production and reduce costs.

Guy Hatcher, part of the developer team, described the project’s construction approach and affordability goals, saying the development intends to use factory-built modular components to shorten on-site construction time and lower prices. “From the time they delivered, in 7 days our product is ready to sell. That to me drives efficiency,” Hatcher said.

Councilors approved three separate but related actions on the project: Resolution No. 6241 to annex the property into the city, Ordinance No. 1934 (first reading) to apply RA-1 zoning with the PUD overlay, and Resolution No. 6242 approving the preliminary plat subject to listed conditions. All votes passed with eight council votes in favor and one opposed (Councilor Hunter cast the lone no vote). The council noted FEMA approval and completion of required engineering and geotechnical updates will be conditions of proceeding with infrastructure and building permits.

Next steps identified by staff include the developer pursuing the FEMA conditional letter of map revision, updating geotechnical reports to reflect proposed fill, completing required downstream sewer lift-station analyses, and preparing engineering plans showing required frontage and collector improvements. Sorensen told the council the FEMA process and related permitting could take roughly a year.

The council’s approvals are conditional: staff and the planning commission attached development conditions and required documentation before final plat approval and infrastructure construction.

If the developer completes FEMA’s map revision and satisfies the 35 listed conditions, the project can proceed to final engineering and construction permitting. The council’s approvals do not authorize in-fill of the floodplain without the federally required approvals and city permits.